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VII.1. 2021-15 325 Blake Road Concept Plan Review August 24, 2021 Application 2021-13 Conditional Use Permit Applications for Kid Zone Daycare at 715 2nd Avenue South Proposed Action: Staff recommends the Planning & Zoning Commission approve the following motions: • Move to adopt Planning & Zoning Commission Resolution 2021-19, recommending the City Council approve a conditional use permit allowing a daycare facility for the property located at 715 2nd Ave South, subject to the conditions. Overview The applicant, Marcy Dearking on behalf of Kid Zone Early Learning Center, request a conditional use permit approval (CUP) to locate a daycare facility within the former Aspen Medical Clinic at 715 2nd Avenue South. The applicant has proposed a facility which can accommodate 152 children for daycare services. A detailed review of the conditional use permit zoning standards is provided in this report. Based on the findings detailed below, staff recommends approval of this request. Primary Issues to Consider • Background • Conditional Use Permit • Department Review • Alternatives Supporting Documents • Site Location Map • Applicant’s Narrative • Plans and Building Elevations • Planning & Zoning Commission Resolution 2021-19 CUP Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________ Related Documents (CIP, ERP, etc.): _________________________________________ Notes: Planning Application 2021-13 Page 2 BACKGROUND The subject property contains a structure built in 1984 and is owned by Allina Health System and was most recently home to Aspen Medical Group for clinical services. The existing parking lot contains 127 parking spaces and significant tree and landscaping buffer around the property’s perimeter. The applicant’s narrative detailing their development proposal is attached for your reference which details the proposed use for the property. Kid Zone Early Childcare Center is relocating from an existing space in Saint Louis Park where they have operated as a non-profit for 30 years. They are proposing to be a licensed facility for 152 students, 16 of which will be infants. They will have 30 teachers and staff members on site. The applicant is proposing minimal changes to the exterior of the building such as fencing, installation of a playground and eventual changes to the signage. Any needed building or sign permits for the renovation of the property will be applied for separately of this application. Public Comment At time of packet, the City has received one comment from an adjacent property owner located at 5050 Lincoln Drive, Edina who was supportive of the CUP application, noting; “We fully support their CUP and hope to see it go through without delay. I’m sure that many of our tenants will be glad that a new, well run and established daycare operation will be so close to our building.” Legal Authority. This proposal includes a conditional use permit application which is considered a quasi-judicial action. For this type of application, the City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being followed. Generally, if the applications meet these requirements they should be approved. CONDITIONAL USE PERMIT REVIEW In evaluating a conditional use permit application, the Planning & Zoning Commission and City Council shall consider and require compliance with the general standards for conditional use permit found in City Code Part III, Chapter 102, Article III, Section 102-94 as well as the specific conditions found in City Code Part III, Article VII, Chapter 102, Section 102-216(4) for a daycare facility. The general conditional use permit standards as well as those specific to daycare facilities and staff’s finding for each are detailed below. Based on these findings, staff recommends approval of this request, subject to conditions. Section 102-94(o) General Standards for Conditional Use Permits. a. The consistency with the elements and objectives of the City's development plan, including the comprehensive plan and any other relevant plans at the time of the request. FINDING: The 2040 Comprehensive Plan – Cultivate Hopkins Future Land Use guides the subject property as a Commerce and Employment district which often have specialized uses. The provision of daycare facilities play an important role in the economy and can be an amenity that strengthens local employment opportunities. b. Consistency with this ordinance; FINDING: As proposed, the daycare facility appears to be consistent with the City’s Planning Application 2021-13 Page 3 ordinance. The specific zoning standards for daycare facilities are addressed below. c. Creation of a harmonious relationship of buildings and open spaces with natural site features and with existing and future buildings having a visual relationship to the development; FINDING: Staff finds this standard is not applicable to the proposed daycare facility. d. Creation of a functional and harmonious design for structures and site features, with special attention to the following: 1. An internal sense of order for the buildings and uses on the site and provision of a desirable environment for occupants, visitors and the general community; FINDING: Staff finds this standard is not applicable to the proposed daycare facility as there are few changes to the built environment. 2. The amount and location of open space and landscaping; FINDING: Staff finds this standard is not applicable to the proposed daycare facility as the amount and location of open space is not changing. 3. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with the adjacent and neighboring structures and uses. FINDING: The proposed daycare facility does not propose changes to the exterior of the building which has been located at the property since 1983. 4. Vehicular and pedestrian circulation, including walkways, interior drives, and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangements and amount of parking. FINDING: The proposed use will generate similar traffic patterns to the previous use of the property as a medical office and will have more than enough parking for the proposed use. Staff finds that vehicular and pedestrian circulation and parking is sufficient. e. Promotion of energy conservation through design, location, orientation and elevation of structures, the use and location of glass in structures and the use of landscape materials and site grading; FINDING: Staff finds this standard is not applicable to the proposed daycare as the existing building is not being modified. f. Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have Planning Application 2021-13 Page 4 substantial effects on neighboring land uses, and; FINDING: Staff finds this standard is not applicable to the proposed daycare use as the previous building met these standards in its use as medical facility. g. The use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor tend to or actually diminish and impair property values within the neighborhood. FINDING: The proposed daycare use will be functionally similar to the use of the property as a medical use and will not change the character or enjoyment of adjacent properties. h. In Institutional zoning districts, the Conditional Use Permit application shall comply with the standards, conditions and requirements stated in Section 542.03 of this Ordinance. FINDING: This condition is not applicable as the use is not in the Institutional District. i. Traffic impacts such as increases in vehicular traffic, changes in traffic movements, traffic congestion, interference with other transportation systems or pedestrian traffic, and traffic hazards shall be considered by the Planning & Zoning Commission and City Council in evaluating an application for a Conditional Use Permit. FINDING: Traffic impacts will be the same or similar to the previous use of the property as a medical office use. Staff believes the proposed use will not have adverse traffic impacts. Section 102-216(4) – Daycare Facilities a. Shall obtain and maintain all applicable state, county and city licenses; FINDING: The applicant is currently licensed to provide daycare services for their Saint Louis Park location and is in process of obtaining licensure for this new location. Staff recommends conditioning the approval on obtaining all necessary state and county licenses prior to operation. b. Within the B-2, central business district, no such use shall be located on a property that has frontage on or abuts Mainstreet; FINDING: The proposed property is located within the B-1 district and is not subject to this condition. c. Conformance with all off-street parking requirements including provision of at least one parking space for each six children based on the licensed capacity of the child daycare facility or at least one stall for each five participants based on state licensed capacity of the adult daycare; FINDING: The proposed property has ample parking with 127 total spaces which Planning Application 2021-13 Page 5 would allow for 762 children to be served by the daycare, well over the maximum capacity allowed per state statues for the size of the building. d. Conformance with all loading requirements. Child daycare facilities shall provide at least two off-street drop-off/pick-up stalls for vehicles. Adult daycare facilities shall provide at least one loading area for a van or bus. Such stalls or loading areas shall be located on private property and designed so as to not interfere with traffic and pedestrian movements. FINDING: The proposed property would have four spaces for drop off and pick up. DEPARTMENT REVIEWS The Engineering, Fire, and Police Departments have reviewed the application and did not offer comment. ALTERNATIVES 1. Recommend approval of the conditional use permit application. By recommending approval of this application, the City Council will consider a recommendation of approval. 2. Recommend denial of the conditional use permit application. By recommending denial of this application, the City Council will consider a recommendation of denial. Should the Planning & Zoning Commission consider this option, it must also identify specific findings that support this alternative. 3. Continue for further information. If the Planning & Zoning Commission indicates that further information is needed, the item should be continued. Site Location Map for 715 2nd Avenue South Subject Property Mr. Jason Lindahl City Planner City of Hopkins 1010 1st Street South Hopkins, MN 55343 July 22, 2021 Revised August 10, 2021 changes shown in red Dear Jason, Below is the Detailed Narrative that is to accompany our Application for a Conditional Use Permit. Detailed Narrative For Kid Zone Early Learning Center This narrative concerns the proposed conditional use permit for 715 Second Avenue South, Hopkins, Minnesota 55343, given a proposed change of use from B-1 to I-4, for a long-term lease by Kid Zone Early Learning Center. The site is zoned B-1 Limited Business, and the previous business that occupied this building was the Aspen Medical Clinic. The proposed new tenant, Kid Zone Early Learning Center, is classified as a primary occupancy of E (Educational) I-4 (Child Care Center), with a secondary occupancy of B (Business) based on the administrative and commercial kitchen portions of the project; food nutrition is an integral part of the curriculum, and all meals and snacks for all students are prepared and served onsite. The existing surface parking lot has 127 spaces plus an additional 4 accessible spaces. The project does not propose any reduction in spaces. For the proposed use, a minimum of 16 spaces (95 students/6, 1 parking space per 6 students) are required, which can be met within the lot as currently striped. Proposed drop-off will utilize the existing drive for single-direction drop-off, with queueing accomplished within the footprint of the site’s parking lot. The proposed tenancy allows for interior renovation of the structure to accommodate proposed new uses and functions. The project proposes to utilize all existing exterior doors and windows. The addition of an exterior door may be required to provide secure access to the proposed playground spaces. The existing one-story building construction type is Type V-B. The current building is fully sprinkled, and the proposed project will be fully sprinkled. The current stormwater from the building, parking lot and site is piped to a low point of the site and then travels through an 18” corrugated metal pipe to the Nine Mile Creek. The wastewater line is located on the northeast corner of the building. Gas service is located on the east side of the building near the loading dock. An electrical transformer is located on the south side of the building near the loading dock. The proposed project will utilize the existing loading dock on the southwest corner of the building. The kitchen will be located near the loading dock. Playgrounds with permanent structures and play surfaces are proposed for the site and will not reduce permeable surface area; areas will have fences and gates for child safety and will comply with all applicable codes and regulations. There will also be a kitchen gardens on site, including both in-ground and raised plantings for fruits, vegetables, and herbs. The proposed landscape scope will retain all of the existing trees onsite; final design is ongoing and may include new plantings in existing raised planters and at grade planting areas at the front of the building. For nearly 30 years Kid Zone Early Learning Center has brought quality, enriching childcare to St. Louis Park and surrounding communities. Our philosophy is to Nurture the Natural Child, meaning that we celebrate each child as an individual, providing support and guidance to help them thrive. Our mission as an organization is to foster enthusiastic lifelong learning, for kindergarten and beyond. We do this in a number of ways: • We are a non-profit. Kid Zone strives to create a strong feeling of community not just within our walls, but with our neighborhood and greater community as well. Through community partnership and civic participation, Kid Zone children and families have the opportunity to give back to the community in many ways throughout the year. • We utilize a Creative Curriculum. We encourage active learning by using a child’s natural curiosity to explore the world around them. We believe children learn best by doing, not just repeating. This approach fosters experiences using all five senses and prepares children for success in a school environment. Children feel ready and excited to start their Kindergarten journey. Kid Zone also offers many other enrichment activities, like music and physical fitness classes, field trips and special guests. All of these enrichment opportunities are included in tuition – meaning there are no extra fees to enjoy the extra fun! • Our focus on nutrition and healthy living. A large part of what makes Kid Zone unique is our robust garden and nutrition program. Breakfast, lunch, and snack are prepared on-site daily by our own Nutrition Directors with a menu created to get kids excited about eating a wide variety of healthy foods. Everything is freshly prepared using organic ingredients whenever possible. Throughout the year the children take part in nutrition classes with our directors, who teach them about healthy foods, where they come from and how they help our bodies grow. In the summer months, the children are engaged in our Here We Grow! program, a garden curriculum to further learn where food comes from. They plant, tend to and harvest vegetables from our own organic garden, with the produce being incorporated into our daily food program. • We have room to play and grow. We strive to offer plenty of room, both indoor and outdoor, for children to explore and learn. Having large muscle play areas available in any weather is an important part of our program, which we plan to incorporate into our future home. Kid Zone is not just a daycare, it is a community dedicated to helping children thrive and become their best selves. The quality of our program is reflected in our Four-Star Parent Aware rating (the highest possible), low staff turnover, and extensive enrollment waitlist. Our philosophy has nurtured hundreds of children over the past three decades, and we look forward to continuing our mission in a new space that will enable us to expand and grow to our full potential. Sincerely, Robert Ewert, AIA Associate Partner BKV Group Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2021 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T FO R C O N S TR U C TIO N CERTIFICATION BIM 360://2470-01 Kid Zone/2470-01_Kid-Zone_AI_2021.rvt7/22/2021 12:42:59 PMJC SM, RE 2470-01 G100 COVER SHEET Kid Zone Early Learning Center KID ZONE EARLY LEARNING CENTER 715 SECOND AVENUE SOUTH, HOPKINS, MN PROJECT LOCATION RENDERING PROJECT TEAMPROJECT SUMMARY Architect: Boarman Kroos Vogel Group, Inc 222 North Second Street Minneapolis, Minnesota 55401 Phone: 612.339.3752 Fax: 612.339.6212 Contact: Susan Morgan Owner: Kid Zone 3700 Alabama Avenue South St. Louis Park, Minnesota 55416 Phone: 952.929.7636 Contact: Marcy Dearking Landscape: Boarman Kroos Vogel Group, Inc 222 North Second Street Minneapolis, Minnesota 55401 Phone: 612.339.3752 Fax: 612.339.6212 Contact: Brady Halverson Kitchen Consultant: Rippe Associates 10400 Yellow Circle Drive #100 Minnetonka, Minnesota 55343 Phone: 952.955.8056 Contact: Eric Goodrich ISSUE # DATE DESCRIPTION 07/22/2021 CONDITIONAL USE PERMIT Sheet List SHEET NUMBER SHEET NAME CONDITIONAL USE PERMIT G100 COVER SHEET X A010 SITE PLAN X - EXISTING GRADING PLAN X -- EXISTING LANDSCAPE PLAN X --- EXISTING ELEVATIONS X Development Consultant/Owner's Rep: KimbleCo Minneapolis-St. Paul, Minnesota Phone: 612.670.8552 Contact: Julie Kimble Interior Design: Boarman Kroos Vogel Group, Inc 222 North Second Street Minneapolis, Minnesota 55401 Phone: 612.339.3752 Fax: 612.339.6212 Contact: Kelly Naylor MRTU EXISTING GAS METER EXISTING ELECTRICAL TRANSFORMER TRASH BINS - STORED INSIDE EXISTING ENTRY SIGN EXISTING DOUBLE SIDED SIGN EXIST CHAIN LINK HIGHWAY FENCE EXISTING SEWER SERVICE CONNECTION 8" STORMWATER LINE FROM ROOF LOW POINT OF SITE WITH AN 18" EXISTING CORRUGATED METAL PIPE DISCHARGES TO NINE MILE CREEK EXISTING POLE MOUNTED LIGHTING EXISTING POLE MOUNTED LIGHTING 103' - 10"103' - 10"100' - 5 3/4" 22' - 0"22' - 0"100' - 5 3/4"LOADING DOCKSEVENTH STREET SOUTH SOUTHBOUND 169 ENTRANCE RAMPSECOND AVENUE SOUTHCURB CUT RESERVED FOR PICK-UP CURB CUT DROP OFF AREA BELOW CANOPYEXISTING POLE MOUNTED LIGHTING SIDEWALK 4' - 0"SIDEWALK6' - 2"EXISTING FIRE HYRANT EXISTING CURB CUT EXISTING FIRE HYRANT 25' - 5"TYP 18' - 0"TYP 24' - 0"TYP 18' - 0"24' - 8"18' - 0"SIDEWALK4' - 0"SIDEWALK 7' - 0"15' - 9"RAISED VEGETABLE PLANTING BEDS EXISTING PLANTINGS TO REMAIN EXISTING RR TIE RETAINING WALL & PLANTER NEW ENTRANCE WITH CONC PAD TENANT'S RELOCATED PLAY STRUCTURE. FINAL LOCATION AND PLAY SURFACE TBD. DESIGN TO COMPLY WITH CHAPTER 9503 TENANT'S RELOCATED PLAY STRUCTURE. FINAL LOCATION AND PLAY SURFACE TBD. DESIGN TO COMPLY WITH CHAPTER 9503 EXISTING VEGETATION PROPOSED 4' HIGH CHAIN LINK FENCE PROPOSED 4' HIGH CHAIN LINK FENCE S E T B A C K10' - 0 "SETBACK10' - 0"PROPERTY LINE, TYP Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2021 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T FO R C O N S TR U C TIO N CERTIFICATION BIM 360://2470-01 Kid Zone/2470-01_Kid-Zone_AI_2021.rvt7/22/2021 3:13:42 PMHT, JC SM, RE 2470-01 A010 SITE PLAN Kid Zone Early Learning Center SITE PLAN GENERAL NOTES A010 1" = 20'-0" 1 SITE PLAN ISSUE # DATE DESCRIPTION 07/22/2021 CONDITIONAL USE PERMIT 1. UNLESS NOTED OTHERWISE ALL EXISTING IMPERVIOUS SURFACE, LIGHTING, PLANTING, SIGNAGE, RETAINING WALLS AND EXTERIOR BUILDING FOOTPRINT TO REMAIN 2. SITE PLAN SHOWS ACTUAL LOCATION OF EXISTING TREES THAT REMAIN FROM THE EXISTING 1984 LANDSCAPE DRAWINGS CITY OF HOPKINS Hennepin County, Minnesota PLANNING & ZONING COMMISSION RESOLUTION 2021-19 A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE A CONDITIONAL USE PERMIT ALLOWING A DAYCARE FACILITY FOR 715 SECOND AVENUE SOUTH (PID 25-117-22-41-0001), SUBJECT TO CONDITIONS WHEREAS, the applicant, Marcy Dearking with Kid Zone Early Learning Center, initiated an application for, a conditional use permit allowing a daycare facility at the property located at 715 Second Ave South (PID 25-117-22-41-0001); and WHEREAS, this property is legally described as that part of the Northeast quarter of the Southeast Quarter, Section 25, Township 117, Township 22, described as commencing at the Northeast corner of said Northeast quarter of the Southeast quarter then North 89 degrees 45 minutes and 46 seconds west assumed; and WHEREAS, the procedural history of the application is as follows: 1. That the above stated application was initiated by the applicant on July 22, 2021; and 2. That the Planning & Zoning Commission of the City of Hopkins, pursuant to published and mailed notice, held a public hearing on the application and reviewed such application on August 24, 2021: all persons present were given an opportunity to be heard; and, 3. That written comments and analysis of City staff were considered; and, WHEREAS, staff recommended approval of the above stated application based on the findings outlined in the staff report dated August 24, 2021; and NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the City of Hopkins hereby recommends the City Council approve a conditional use permit allowing a daycare facility at the property located at 715 Second Ave South (PID 25-117-22-41-0001); subject to the conditions listed below. 1. The Applicant shall conform with all conditional use permit standards in City Code Part III, Chapter 102, Article III, Section 102-94 as well as the specific conditions found in City Code Part III, Article VII, Chapter 102, Section 102-216(4) for a daycare facility. 2. Approval of all necessary permits from the Building, Engineering and Fire Departments. 3. Approval of the development by the Minnehaha Creek Watershed District and conforms with all related conditions. 4. Payment of all applicable development fees including, but not limited to SAC and City Attorney fees. 5. The applicant obtains all necessary State and County licensure to operate a daycare facility. Adopted this 24th day of August 2021. _____________________________ Samuel Stiele, Chair